2025-03-12 · City Council · Transcript · Community Zoning Information Meeting

--- title: Community Zoning Information Meeting date: 2025-03-12 source: 2025-03-12_Community_Zoning_Information_Meeting.wav --- [0:01:23, 0:01:25]: Anyway, prior prior to this [0:01:31, 0:01:44]: Uh again, this is the CCIM meeting for March twelfth, twenty twenty five. Uh welcome everyone. Thank you for coming here tonight. I'm Linda Logan, Senior Planner. I'm in Planning and Zoning Division of the [0:01:44, 0:01:47]: Community development department here at the city of Stockbridge. [0:01:49, 0:02:08]: CZIM stands for Community Zoning and Information Meeting. The city started holding these meetings last summer when the uh new state uh zoning procedures law uh required uh cities and counties to hold these meetings as a chance for citizens to informally learn about [0:02:08, 0:02:16]: zoning cases uh that have come before the city and are to be decided upon later on by the city council. [0:02:16, 0:02:32]: Um prior to this some some applicants were on their own, were meeting with um uh citizens in holding community meetings uh informally and they still may do so, but this is a chance for everyone to come together here tonight. [0:02:35, 0:02:43]: Again, I'm Linda Logan, senior planner in planning and zoning. I have with me also Gordon Linton, another senior planner. [0:02:43, 0:02:44]: Um [0:02:45, 0:02:46]: Let's first talk about the [0:02:48, 0:03:05]: overview of the zoning process just in general to see her at the city of Stockbridge in case uh some citizens are not familiar with that. So how does all of this start? Well a developer or property owner might be interested in developing a property. Um the [0:03:05, 0:03:09]: Uh if a developer does not already own a property [0:03:09, 0:03:18]: uh then the developer would purchase it or enter into a real estate contract with the owner to purchase the property pending zoning approval by the city of stockbridge. [0:03:18, 0:03:20]: Then a site plan is prepared. [0:03:20, 0:03:21]: And [0:03:22, 0:03:26]: the developer within contact planning zoning staff to request [0:03:26, 0:03:29]: A pre application proposal and learn about the merits of it. [0:03:30, 0:03:33]: Uh and then we would talk about the uh [0:03:35, 0:03:40]: different aspects of it and how likely it'll be to pro to be approved. So, um [0:03:41, 0:03:49]: Then they just later would submit a zoning application to the city. And what is included in that application? Well, this is the application form of c itself. [0:03:49, 0:04:05]: uh various legal documents, the site plan, a survey of the property, um there's some signature pages and so on. Uh the applicant might hire a typically might hire an attorney, a law firm to to represent them, usually for a larger case. [0:04:08, 0:04:14]: So as I said, the community development staff would then conduct a pre application meeting with the with the applicant. [0:04:14, 0:04:28]: um to discuss the merits of the application and then once uh application is submitted um process that and then meet the take different steps to meet the legal advertisement we put it ad in the newspaper [0:04:28, 0:04:30]: Uh uh to peer. [0:04:30, 0:04:32]: At least thirty days before the council meeting. [0:04:32, 0:04:37]: Um we list the zoning cases on the agenda to be uploaded to the city website. [0:04:38, 0:04:58]: Uh we prepare a a letter uh to be mailed out to the surrounding property owners with five within five hundred feet. We prepare it and then the developer actually uh or applicant retypes it on their letterhead and sends it out to citizens. Uh and then of course we post zoning signs on the property. Um [0:04:58, 0:05:17]: to try to notify citizens of upcoming zoning cases. The staff then prepares a zoning staff report to analyze the merits of the application based on the unified development code. That's the zoning regulations, makes recommendations, including usually some conditions of approval. [0:05:23, 0:05:31]: And then next, of course, comes the the public hearing process in the first the three meetings. This is the first one, the CCIM meeting. Next, uh [0:05:31, 0:05:43]: Um m next Thursday, March twenty, is gonna be the Planning Commission meeting. Um this is conducted by the Stock Ridge Planning Commission board members. They'll hear the case and um [0:05:44, 0:05:47]: A public hearing will be conducted, citizens will have a chance to speak. [0:05:48, 0:05:48]: Um [0:05:49, 0:05:51]: Whether they uh are in favor or or [0:05:52, 0:06:00]: Not in favor of the project, and then the board members will hold a discussion and then vote on the case. And their vote though will be a recommendation to city council. [0:06:02, 0:06:16]: And then finally there is the city council meeting. These this case that we're gonna discuss tonight will be held on discussed on the April 14th City Council meeting. All citizens are welcome to attend and speak at these meetings. [0:06:18, 0:06:31]: So we're here tonight to discuss one case, rezoning case number RZ 202502. And this is for property at forty-four eighty-two North Henry Boulevard, which is not far from here. [0:06:34, 0:06:38]: There is a aerial photo of the property. Um [0:06:40, 0:06:58]: We sent letters out to uh with little uh letters with uh this aerial photo attached. And uh the property is located at the end of uh Sarissa Drive to the west, uh North Henry Boulevard to the south, and Man uh B Mann Boulevard is just a block away to the east. [0:07:00, 0:07:01]: It's also across from [0:07:02, 0:07:04]: The ending point of Rock Quarry Road. [0:07:07, 0:07:24]: And now the city of Stockbridge actually owns this property. So um so this is a city initiated rezoning. Parcel number S twenty six oh one oh one four thousand. It has approximately fifteen point four three acres. Um [0:07:24, 0:07:29]: And right now the current zoning is S R, which is suburban residential. [0:07:30, 0:07:37]: And the property also lies within an overlay district known as the downtown village overlay district. [0:07:38, 0:07:46]: typically or uh will always overlay district regulations take priority over a property's base district regulations. [0:07:46, 0:07:51]: And also the property has a future land use designation of downtown district. [0:07:51, 0:07:55]: Uh, that's part of the comprehensive plan future vision for the property. [0:07:58, 0:08:17]: So the purpose of the rezoning request is to rezone the property from the SR Suburban Residential District and the Downtown Villa Village Oval District to PUD, which is the Plan Unit Development District, also seeking master plan approval, and it will keep the same [0:08:17, 0:08:19]: Downtown Village Overlay District as well. [0:08:20, 0:08:23]: So why is the rezoning needed? Well, because [0:08:23, 0:08:29]: The uh uh proposal is to build um not only single family homes but also some town homes. [0:08:30, 0:08:33]: The current zoning does not allow the townhomes. [0:08:33, 0:08:36]: Which is why the property must be rezoned to allow that. [0:08:36, 0:08:37]: Um [0:08:37, 0:08:47]: The PUD district is a type of district which allows two types of land uses to exist on the property at the same time. [0:08:48, 0:08:51]: Um and as I said, the overlay district would stay the same. [0:08:51, 0:08:52]: Um [0:08:53, 0:08:58]: And also the proposed land uses would be compatible with the future land use designation. [0:08:58, 0:09:00]: So that does not need to be changed. [0:09:00, 0:09:02]: Okay, here are some maps. [0:09:03, 0:09:10]: Um the one on the left is zoning district. You see in yellow, that's a suburban residential. [0:09:10, 0:09:17]: And to the right is a overlay district, the um lilac area where the star is, subject property. Here's some enlargements. [0:09:18, 0:09:18]: Right here. [0:09:19, 0:09:27]: You can see the outline of the property better. Um, you have some commer the the pink and red colors are for commercial uses. [0:09:29, 0:09:35]: Uh here is the overlay district of map map again. The pink is the downtown village overlay district. [0:09:35, 0:09:39]: purple area is an a different overlay district known as [0:09:40, 0:09:42]: Yeah, that's okay. I need to see you. [0:09:44, 0:09:47]: Known as the Parkway Mixed Use Overlay District. [0:09:48, 0:09:56]: Um, here's the future land use map. I mentioned the purple area is a downtown district. That's the future land use designation of the property. [0:09:57, 0:10:14]: We have the survey of the property. Now I do have enlargements of some of these slides if you would want me to zoom in on anything. Um here is the proposed site plan. Actually, I think let me let me pull that up. I have I have those open. [0:10:15, 0:10:16]: So let's see here. [0:10:26, 0:10:27]: Well [0:10:33, 0:10:35]: Okay, survey. [0:10:37, 0:10:39]: This is a survey. [0:10:40, 0:10:57]: uh still kind of small. The city actually owns also two these two small parcels down here to the south. They're both zone C two, which is general commercial. City may develop those at some point, but they are not the subject of this rezoning. [0:10:58, 0:11:08]: Okay. Now let's see. Oh the site plan here. Now here is an enlargement of the site plan. So um here North Henry Boulevard is here to the south. [0:11:10, 0:11:16]: The entrance of the property would be here at at the bottom and there would be a monument sign there. [0:11:16, 0:11:27]: And then um several new streets would be built inside. Right here, Street D. This is actually an extension of Sarisi Sari Sarisi Drive. [0:11:27, 0:11:29]: Okay, so that would be extended. [0:11:30, 0:11:30]: Um [0:11:31, 0:11:41]: You have a cul-de-sac ending up here at the top and a detention pond. So the larger, these larger squares, those would be single family detached homes. [0:11:42, 0:11:48]: And then the smaller ones toward the front of the property would be the townhomes. [0:11:49, 0:11:50]: Okay. [0:11:51, 0:11:52]: All right. [0:12:00, 0:12:14]: All right, so let's let's talk a little bit more about the proposed development. Again, it'd be a mixed residential development, 67 total units on 15.43 acres, that would be a density of 4.34 units per acre. [0:12:14, 0:12:15]: Um [0:12:15, 0:12:21]: Forty two townhomes in the front and twenty five single family detached dwellings at the rear. [0:12:21, 0:12:32]: Okay, I mentioned the entrances uh monument sign. Amenities will consist of two landscape areas with pavilions. Um [0:12:32, 0:12:41]: Lot dimensions, single-family lots will be 55 feet wide and 80 feet deep, townhome lots 24 feet wide by 46 feet deep. [0:12:42, 0:12:43]: The setbacks would be [0:12:44, 0:12:46]: Front yard setbacks at least twenty feet. [0:12:47, 0:12:47]: Mm. [0:12:48, 0:12:55]: Um that's what is proposed, even though the PUD dis zoning does not have any specific setback requirements. [0:12:55, 0:12:59]: Um I mentioned the adjoining parcels a moment ago. [0:13:00, 0:13:00]: Mm-hmm. [0:13:01, 0:13:04]: Now what are the next steps for this development? [0:13:04, 0:13:09]: So staff report is to be prepared actually it's been re prepared by the staff. [0:13:10, 0:13:30]: and um whether to recommend approval, denial, approval conditions or so forth, or d or deferral. And it could possibly be conditions of approval. Most of the cases who have which city council has approved have had various conditions of approval that which must be [0:13:29, 0:13:49]: Be met by a developer. So then the March 20 next week Planning Commission and City Council meeting on April 14th. The City of Stockbridge, as owner of the property, must select a developer and a builder who would then provide further details of the site. [0:13:49, 0:14:04]: plan. Of course there will be an engineer and an architect. And then after everything, if if and when zoning is approved, the developer would submit permit applications to the city for review and approval. [0:14:05, 0:14:22]: Okay, so that concludes my presentation. Would any citizens like to ha ask any questions or make comments? And if any any citizens are listening or watching online, they may contact the uh planning and zoning office if they wish. [0:14:30, 0:14:31]: I guess this is the single family. [0:14:34, 0:14:37]: Would you like to come up here and speak? [0:14:39, 0:14:41]: The people who are using oh gosh. [0:14:43, 0:14:44]: I think. [0:14:46, 0:14:51]: Let me pull up the site plan while you since you're asking about that. Since you're asking about that. [0:14:52, 0:14:53]: Here we go. [0:14:54, 0:14:56]: Okay. Let's see. [0:14:58, 0:14:59]: Them out a little bit. [0:15:00, 0:15:11]: Hello. My name is Quisha and I reside in one of the homes that will be affected by the building of this. I was inquiring because this is my property line right there. What are those dots there? [0:15:17, 0:15:20]: Typically they're trees showing a a buffer area. [0:15:21, 0:15:36]: Okay. Also have another question regarding infrastructure. With this then thing leading out to North Henry Boulevard and now the increase of traffic, what do we have regards infrastructure as far as the traffic that will be increased? [0:15:38, 0:15:45]: So no traffic studies been submitted and typically we don't require one for this small of a study. Um [0:15:47, 0:16:02]: Of course that'll be part of the review at the LDP State Land Disturbance Permit stage. Okay. A lot of times um a deceleration lane is required at the entrance of the property, often it would be off North Henry Boulevard leading into the main entrance. [0:16:04, 0:16:15]: I didn't mention that uh water and sewage facilities would be provided by the city's uh public works department. They're currently evaluating to determine whether or not there are [0:16:15, 0:16:35]: Water and sewage facilities already there at the site, or maybe whether they need to be extended. But uh whatever the case may be, developer would have to to do whatever is necessary to meet those requirements. Last question, I'm sorry, and this may not be the meeting for this. Um because this structure and the houses and the three streets are literally running. [0:16:35, 0:16:36]: Through our backyard. [0:16:37, 0:16:41]: Um, will we be given something such as privacy fences or anything? [0:16:44, 0:16:45]: Um [0:16:46, 0:16:55]: I mean that that is a possibility that that could be requested of the developer to be made maybe a c a condition of approval. That's something to think about. [0:16:55, 0:17:02]: Okay. I know I've said last question but I got one more. With the increased blasting at [0:17:02, 0:17:15]: the rock quarry. How would this this development then affect that? Because it's it it in it has intensified um over the last few years. So with building in this area and the blasting where the windows are shaking on the home. [0:17:16, 0:17:17]: How is this going to affect that? [0:17:19, 0:17:21]: You're talking about the construction? [0:17:21, 0:17:23]: The construction or even [0:17:23, 0:17:29]: Additional homes in the area, will that be affected by the blasting that does the Current Rock very weakly? [0:17:30, 0:17:32]: So are you asking about the [0:17:33, 0:17:53]: Work being done to widen Rock Quarry Road and how that's gonna affect the homes or weekly rock quarry affects our homes. The infrastructure, some people are not on the sediment, some people even getting cracks because of the blasting. So we're now building 67, approximately 67 more homes. Right. How does that then affect us? [0:17:53, 0:17:58]: 'Cause the blasting is not going to stop. So what are we putting in place to protect the homes? [0:17:59, 0:18:03]: From the c during the construction process of the development. [0:18:04, 0:18:08]: I can't answer that question. But you know, of course all'cause [0:18:08, 0:18:09]: All construction [0:18:10, 0:18:20]: Amid some noise and fumes and smoke and those kinds of things, uh temporarily. Mm-hmm. Not even the noise and the smoke, and that I guess that'd be a question for [0:18:20, 0:18:32]: the next meeting because we will be affected again because it's literally in our backyards. Um but it's more so with protecting the infrastructures of the home, preventing cracks that are occurring now in our homes. [0:18:32, 0:18:37]: Because of the blasting in Rock Cray, I don't know how a building additional sixty seven homes. [0:18:37, 0:18:39]: is going to then affect [0:18:40, 0:18:41]: I guess the infrastructure. [0:18:42, 0:18:42]: Right. [0:18:44, 0:18:52]: I I can't address the blasting, but you know, um builders are required to put up, for example, silk fences to contain [0:18:52, 0:19:00]: the property while the construction go is going on, you know, to prevent mud and other things from spilling out to adjacent properties. [0:19:02, 0:19:03]: All right. Well thank you. [0:19:08, 0:19:09]: Are there any other comments? [0:19:17, 0:19:26]: Would you like to state your name and oh excuse me, Mo ma'am, would you like to provide your name and address for the record and and fill out a sheet on the clipboard? [0:19:29, 0:19:33]: My name is Quisha Perpal, and my residence is one twenty seven Bryant Street. [0:19:34, 0:19:34]: Thank you. [0:19:35, 0:19:36]: Okay. [0:19:39, 0:19:50]: My name is Richard Ordonas. I live at one one twelve Man Boulevard with my wife. Uh we've lived for over thirty years, so we've seen quite a bit of change in everything. I have some issues concerning um [0:19:51, 0:19:53]: the development behind our house. [0:19:53, 0:20:09]: Um there's a drainage ditch that runs from it's there's a actually there's a underwater creek out in that area and there's a drainage ditch that runs from Man Boulevard that runs back onto our property and then it goes past our neighbor and it curves back to the city property. Um [0:20:10, 0:20:30]: I'm going to need to know the consideration given to the water flow right there during the proposed constructions. And if this housing property project goes through, how will this city protect the families of the children that live there with that creek there? I'm just thinking a safety issue. Also, I think it was previously mentioned, North Henry Boulevard is. [0:20:30, 0:20:50]: Is extremely congested. Oh, has been congested for quite a while. There will be construction vehicles going in and out of this property, right on Demand Boulevard, right by the light at Rock Quarry. That's gonna back up traffic even more in Rock Quarry and North Henry Boulevard, all the way down to Highway 42. [0:20:50, 0:20:55]: If there's a light added in there which would need to be that would still add more delays'cause this construction [0:20:55, 0:21:02]: vehicles would have to come out of that property as a light. And so the that light would delay the other traffic that's going there right now. [0:21:03, 0:21:03]: Um [0:21:05, 0:21:07]: There's power lines back there. [0:21:07, 0:21:27]: that will need to be addressed because those power lines do not run straight back across that property. They're they go left and right and they're curved back around there. The distance between the power lines and our property is minimal. They cannot build anything like a road or anything between the power lines and and man Boulevard because of the distance. So it has to be on the other side. [0:21:27, 0:21:30]: of the um power lines. [0:21:33, 0:21:50]: Rock Quarry Road is slated to be expanded. I've heard four or five lanes. And if the expansion of Rock Quarry coincides with this property um expansion or this development [0:21:51, 0:22:10]: the traffic there would just be nonstop. I mean I've seen the delays, I've seen all the traffic. It would back everything up to Flippin' Road, North Henry, Highway Forty Two South, Eagles Landing and Hudson Bridge. In any situation that causes delays, as is was experienced recently at Eagles Landing in Rock Quarry near the hospital. [0:22:11, 0:22:25]: It affects the entire areas. Everybody has to find alternate routes. And once they try and find those alternate routes, they get backed up Flippin' Road, Forty Two, Hudson Bridge, Eagles Landing, everywhere. Also, there's very, very limited [0:22:26, 0:22:46]: property for wildlife. We have raccoons, we have possums, we have deer in that area. And they come to our property, they come across goes across the street to our neighbor across the street. Um with all the expansions in the city, they're running out of places to be. So that's a possibility that we may destroy that habitat for that wildlife. [0:22:46, 0:22:47]: Yeah. [0:22:48, 0:23:00]: So there's a lot of things I'd like you all to consider, perhaps in your own time look at these things and maybe come to the meeting on March the twentieth um to express your concerns. And um I'll see you there. [0:23:04, 0:23:16]: I'll just make a couple of comments. Um as far as a traffic light, I don't know whether one is gonna be put at the entrance of this development. There's already um traffic light on North Lee Street. [0:23:17, 0:23:18]: Um [0:23:18, 0:23:19]: Nearby [0:23:19, 0:23:24]: The Georgia DOT has certain distance requirements for between traffic lights, so [0:23:24, 0:23:40]: that would be need to be determined whether it was a sufficient distance uh to put a new one in. Um as far as a Georgia Power easement, of course, um, that would should not be disturbed in any way or encroached upon. [0:23:43, 0:23:43]: Um [0:23:44, 0:24:04]: Also I wanna say just in general it's a lot of citizens always concerned about uh traffic uh impacts. There's uh uh state law which says that um traffic impacts and um school impacts cannot legally be a basis for zoning decisions. [0:24:04, 0:24:07]: Even though there may be concerns that that um [0:24:08, 0:24:13]: development cannot be stopped because of traffic that the Georgia DOT does not [0:24:13, 0:24:13]: Um [0:24:14, 0:24:22]: make traffic improvements ahead of time before developments occur. So that's just a a general comment for citizens. [0:24:33, 0:24:53]: Hello, my name is Doug Fodry. Uh, I live at 113 Man Boulevard. The only concerns I really have is I just moved to this property about a year and a half ago. Um is one is the wildlife, uh, because there's about six deer uh that come up from that wild from that green space that [0:24:53, 0:25:07]: that come up through, across my neighbors, up through my property and back around. So my concern is the impact on the wildlife that we have there. And another concern is, is too is [0:25:08, 0:25:09]: Love the amplitude. [0:25:10, 0:25:28]: But the sound barrier that the trees provide, because my he my house is up on a hill. So during a concert season, certain concerts is I can hear the music in my bedroom. So my concern is tearing down all those trees, is that gonna increase the sound? [0:25:28, 0:25:37]: on my property. So is there, you know, that's my that's my concern of cutting all those trees down. That's gonna cut out that sound barrier from the amplitude itself. [0:25:37, 0:25:47]: 'Cause sometimes those concerts do run late at night and they do get loud. So that's my concern as one of the wildlife and the sound bearer for the amphitheater. Thank you. [0:25:49, 0:25:53]: Okay, thank you. Any other comments or questions? [0:26:09, 0:26:23]: Hi there. I'm Reba Ordonas. I live at one twelve Man Boulevard and I'm looking at the uh schematic and it says that there'll be a Main Street that would run [0:26:25, 0:26:35]: between the housing and our property, uh backing up to our property, what kind of easement is going to be [0:26:35, 0:26:41]: held from our property to the construction and of course the easement of the Georgia Power [0:26:41, 0:27:01]: Uh lines are going through that easement, also right through here. Um, the other concerns I have for the rapid building that's going on in in Stockbridge City is one, infrastructure and two, school zones for the number of housing. [0:27:01, 0:27:04]: that's being built pretty rapidly. [0:27:05, 0:27:25]: And what are the plans of the city to accommodate those? So I hope to hear more about that in the upcoming meeting. Um but I do have concerns about this natural stream that runs between my property and the property that's uh the city owns and the development that is uh about to probably take place. [0:27:25, 0:27:26]: Thank you. [0:27:30, 0:27:36]: Thank you. I cannot a address all those comments, but maybe at the next meeting we'll be able to do so. [0:27:40, 0:27:42]: Would anyone else like to speak? [0:27:47, 0:27:51]: Okay. Uh as I mentioned the upcoming public meetings [0:27:51, 0:28:11]: uh Thursday, March twenty. Now that meeting starts at six thirty and then the city council meeting on Monday, April 14 at 6 o'clock. Uh and then um a month from now we'll have another CZIM meeting on Wednesday, April 9th, 6 o'clock, and that will be for other new zoning cases. [0:28:11, 0:28:14]: that we may be discussing and reviewing [0:28:15, 0:28:34]: And sometimes we also discuss other matters besides zoning cases. For example, recently city adopted new uh zoning and land use maps. So those were the subject of public hearings as well. So occasionally there are other things, but most of the time we discuss zoning cases. [0:28:35, 0:28:35]: Okay. [0:28:40, 0:28:47]: All right, if no one has anything else to say that concludes our meeting tonight. And uh [0:28:48, 0:28:49]: Thank you for coming. We adjourn. [0:28:55, 0:28:58]: Everyone please fill out a clipful. [0:28:58, 0:29:09]: Yeah, the yellows. Are there enough sheets there? Do we need to fill them out for the next meeting or this is meet this for this? Each meeting has a sheet.